132A Robin Hood Dr · Exeter, NH 03833

$160,000

2 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 73 Days on market

Built 2001 Est $122k · 31% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained 2-bedroom, 2-bath manufactured home located in one of Exeter’s desirable 55+ communities. This home offers comfortable, low maintenance living with a bright and spacious living room that flows into the dining area and kitchen, creating an open and functional layout. The kitchen provides ample cabinet space and room to cook and gather. The primary bedroom features a private en-suite bath, while the second bedroom is ideal for guests, a home office, or hobby space. Both bathrooms are clean and practical. Outside, enjoy your own yard space with room for gardening or relaxing, along with a private driveway for convenient parking. Peacefully situated yet close to local shop

Key facts

• Private driveway
• Ample cabinet space
• Close to local shops

Tags

• OPEN AND FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• PRIVATE EN-SUITE BATH
• YARD SPACE
• PRIVATE DRIVEWAY
• CLOSE TO LOCAL SHOPS

Property features AI

Finance

• HOA & community: Located in the River Run mobile community; park approval required

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; 100 amp electrical service; High-speed internet available; Cable available
• Home design: Manufactured / mobile home; Single-level (mobile) home; Park-approved at River Run
• Construction: Built in 2001; Vinyl siding; Asphalt shingle roof
• Exterior features: Leased lot in a neighborhood; Concrete driveway

Interior

• Kitchen: Dishwasher; Gas range / stove; Refrigerator
• Flooring: Carpet; Vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Five total rooms; Carpet and vinyl plank flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.3% in Exeter — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 91/100 on livability (#1 in NH, #59 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Exeter School District (suburban): math 46% / reading 57% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $160k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $122,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Robin Hood Dr	0.12mi	2/1.0	944 (-7%)	5mo	$55,000	$58	75
12 Cornwall Ave	0.33mi	2/1.0	988 (-2%)	2mo	$120,000	$121	75
512 Canterbury Dr	0.32mi	2/1.0	984 (-3%)	3mo	$72,900	$74	74
51 Alder St	0.35mi	2/2.0	1,064 (+5%)	3mo	$180,000	$169	73
311 Friar Tuck Dr	0.30mi	2/2.0	1,088 (+8%)	2mo	$78,000	$72	72
911 Camelot Dr	0.29mi	2/1.5	1,092 (+8%)	1mo	$117,500	$108	71
709 Nottingham Dr #709	0.34mi	2/1.5	952 (-6%)	4mo	$99,000	$104	69
802 Nottingham Dr Unit 79-802	0.32mi	2/1.0	1,100 (+9%)	2mo	$95,000	$86	65
23 Sumac St	0.27mi	2/2.0	880 (-13%)	2mo	$195,000	$222	64
97 Linden St #4	0.11mi	3/2.0 (+1)	1,152 (+14%)	4mo	$185,500	$161	63
10 Alder St	0.30mi	2/1.0	924 (-9%)	7mo	$150,000	$162	62
32 Lindenshire Ave	0.42mi	2/2.0	1,152 (+14%)	7mo	$200,000	$174	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $15,040
• Equity at exit: $23,857

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $66,045
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03833

• Active inventory: 143
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $642

Break-even live

Break-even rent $1,474

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $733	-5% $687	+0% $642	+5% $597	+10% $552
Rent	-10% $461	-5% $552	+0% $642	+5% $732	+10% $823
Rate	-1.0pp $723	-0.5pp $683	base $642	+0.5pp $601	+1.0pp $558

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Front St Exeter, NH	2.0	1.0	720	$2,600	$3.61	18d	1	1.11mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	0d	1	1.24mi

Listing history 18 events

1. 2026-06-21
   days on market $160,000 Active 73 DOM
2. 2026-06-18
   days on market $160,000 Active 70 DOM
3. 2026-06-17
   days on market $160,000 Active 69 DOM
4. 2026-06-16
   days on market $160,000 Active 68 DOM
5. 2026-06-15
   days on market $160,000 Active 67 DOM
6. 2026-06-13
   days on market $160,000 Active 65 DOM
7. 2026-06-13
   days on market $160,000 Active 64 DOM
8. 2026-06-09
   days on market $160,000 Active 61 DOM
9. 2026-06-08
   days on market $160,000 Active 60 DOM
10. 2026-06-07
    days on market $160,000 Active 59 DOM
11. 2026-06-04
    days on market $160,000 Active 56 DOM
12. 2026-06-03
    days on market $160,000 Active 55 DOM
13. 2026-06-02
    days on market $160,000 Active 54 DOM
14. 2026-06-01
    days on market $160,000 Active 53 DOM
15. 2026-05-31
    days on market $160,000 Active 52 DOM
16. 2026-04-10
    listed $160,000 Active
17. 2025-09-18
    price $207,000
18. 2002-03-20
    soldstatus $77,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $3,105 · $259/mo
• Projected year-2 tax: $3,296 · $275/mo
• Expected delta: +$192/yr (+$16/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,442
• − Mortgage interest: −$8,962
• − Property taxes: −$3,105
• − Insurance: −$800
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$4,655
• Taxable income: $5,529
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $6,378/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Exeter School District
• NCES district ID: 3302970
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $69,970
• Composite: 45.9/100
• National rank: #2549
• State rank: #32 of 98 in NH

Livability — Exeter

• Score: 91/100
• State rank: #1
• US rank: #59

Category grades

Amenities A+ Commute A+ Cost of living B Crime A+ Employment A Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, NH
• County: Rockingham County · 137,526 people
• City population: 22,817
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,817
• Household income: $119,393
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 485.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Romanian 5%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.07%
• Current HPI: 288.0139
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+107.8% since first listed

3 events — show timeline

• 2026-04-10 Listed $160,000 PrimeMLS
• 2025-09-18 Price Changed $207,000 PrimeMLS
• 2002-03-20 Sold (Public Records) $77,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,105 · +5.5% YoY. Source: county tax records.